look at pictures of detroit today. you see some of the devastation, some of the blighted communities, but yet, there are some people there moving back in and trying to do their best to actually hold their heads above water. what do they have to do to bring this city out of bankruptcy and into a place of promise again? >> well, i think that one of the first things is to have a city run by people that are credible. and -- that people believe if they come in there to try and do something, that -- whatever terms they get are going to be realized. and that when they start building something, it is not going to be torn out from underneath them and retraded like a tax break or things like that. where you find municipalities and states trying to track new business by using hose methods. so i think that's a first step. they have got to make sure that they remain credible and right now i think that's a really big issue. if they can do that, then i think that the next step is to bring in tax breaks and other incentives for new in